{"asOf":"2026-07-30T05:06:22.958Z","block":"5500-5599 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-torresdale-ave","address":"5542 TORRESDALE AVE","parcelNumber":"871562940","source":"https://property.phila.gov/?p=871562940","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"SENAT SANDRYNE","coOwner":null,"marketValue":190000,"landAssessment":38000,"improvementAssessment":152000,"livableArea":1728,"yearBuilt":1920,"lastSale":{"price":150000,"date":"2019-11-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2752592","date":"2012-01-04","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752593","date":"2012-01-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752597","date":"2012-01-04","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752596","date":"2012-01-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752595","date":"2012-01-04","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752594","date":"2012-01-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"311305","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-01-04","completedDate":null,"noticeUrl":null,"violations":[{"number":"2752592","date":"2012-01-04","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752593","date":"2012-01-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752597","date":"2012-01-04","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752596","date":"2012-01-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752595","date":"2012-01-04","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null},{"number":"2752594","date":"2012-01-04","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-29","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2012,"n":6,"worst":null}],"investigations":[{"caseNumber":"311305","date":"2012-01-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"311305","date":"2012-01-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"311305","date":"2012-02-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"311305","date":"2012-03-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"311305","date":"2012-04-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"311305","date":"2012-05-08","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"311305","date":"2012-12-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"311305","date":"2013-04-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"311305","date":"2013-11-29","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2012,"fails":3,"passes":3},{"y":2013,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01544870132551,"lng":-75.06401781899197,"geom":{"type":"Polygon","coordinates":[[[-75.063915283,40.015375897],[-75.063969225,40.015348416],[-75.064120334,40.015520892],[-75.064065447,40.015548931],[-75.063915283,40.015375897]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-007173","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2021-11-27","result":"Certified","expirationDate":"2022-11-27","buildingId":"1241955"},{"number":"BC-2021-007174","type":"Fire Alarm Certification","inspectionDate":"2021-11-27","result":"Certified","expirationDate":"2022-11-27","buildingId":"1241955"},{"number":"BC-2022-017369","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-11-18","result":"Certified","expirationDate":"2023-11-18","buildingId":"1241955"},{"number":"BC-2022-017367","type":"Fire Alarm Certification","inspectionDate":"2022-11-18","result":"Certified","expirationDate":"2023-11-18","buildingId":"1241955"},{"number":"BC-2023-023773","type":"Fire Alarm Certification","inspectionDate":"2023-11-18","result":"Certified","expirationDate":"2024-11-18","buildingId":"1241955"},{"number":"BC-2023-023772","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2023-11-18","result":"Certified","expirationDate":"2024-11-18","buildingId":"1241955"},{"number":"BC-2024-029748","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-11-02","result":"Certified","expirationDate":"2025-11-02","buildingId":"1241955"},{"number":"BC-2024-029753","type":"Fire Alarm Certification","inspectionDate":"2024-11-02","result":"Certified","expirationDate":"2025-11-02","buildingId":"1241955"},{"number":"BC-2025-029010","type":"Fire Alarm Certification","inspectionDate":"2025-11-03","result":"Certified","expirationDate":"2026-11-03","buildingId":"1241955"},{"number":"BC-2025-029011","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-03","result":"Certified","expirationDate":"2026-11-03","buildingId":"1241955"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":1362,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"5210 NESHAMINY BLV, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF FIVE FLATWALL SIGNS ACCESSORY TO PROPOSED TAKE-OUT RESTAURANT WITH SEATING INCLUDING ICE CREAM ON THE FIRST FLOOR IN AN EXISTING STRUCTURE WITH ONE EXISTING DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2011-09-14","number":"16037","relatedPermit":"359004"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":170900,"taxable":170900,"land":13471,"improvement":157429,"taxableLand":13471,"taxableImprovement":157429,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":170900,"taxable":170900,"land":13471,"improvement":157429,"taxableLand":13471,"taxableImprovement":157429,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":134500,"taxable":134500,"land":26900,"improvement":107600,"taxableLand":26900,"taxableImprovement":107600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":138500,"taxable":138500,"land":27700,"improvement":110800,"taxableLand":27700,"taxableImprovement":110800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":139800,"taxable":139800,"land":27960,"improvement":111840,"taxableLand":27960,"taxableImprovement":111840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":139800,"taxable":139800,"land":27960,"improvement":111840,"taxableLand":27960,"taxableImprovement":111840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":139800,"taxable":139800,"land":27960,"improvement":111840,"taxableLand":27960,"taxableImprovement":111840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":155000,"taxable":155000,"land":31000,"improvement":124000,"taxableLand":31000,"taxableImprovement":124000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":155000,"taxable":155000,"land":31000,"improvement":124000,"taxableLand":31000,"taxableImprovement":124000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":180900,"taxable":180900,"land":36180,"improvement":144720,"taxableLand":36180,"taxableImprovement":144720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":180900,"taxable":180900,"land":36180,"improvement":144720,"taxableLand":36180,"taxableImprovement":144720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":190000,"taxable":190000,"land":38000,"improvement":152000,"taxableLand":38000,"taxableImprovement":152000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2532,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"359004","date":"2011-10-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-10-25","scope":"FIRST FLOOR TO BE USED AS TAKE OUT RESTAURANT WITH EXISTING 2ND FLOOR APT. THE ERECTION OF INTERNALLY ILLUMINATED ALUMINUM CHANNEL LETTERS."},{"number":"372899","date":"2011-11-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2012-07-17","scope":"INSTALL 3 BOWL SINK, 2 HAND SINK, WATER HEATER ADA BATHROOM WITH TOILET AND SINK GREASE TRAP(1ST FLOOR ONLY) (MIXED USE)(EAST DIST).SEE LOG NOTES"},{"number":"386552","date":"2012-02-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-09-12","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILING ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTRACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE"},{"number":"427445","date":"2013-03-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR AND EXTERIOR RENOVATIONS TO 1ST FLOOR OF EXISTING BUILDING, INCLUDING REMOVAL & INSTALLATION OF NEW FLOOR JOISTS AND DECK, REMOVAL & INSTALLAION OF WINDOWS, DOORS, FIXTURES, FLOORS, CEILING FINISHES, STEPS, SIDING, BAY ROOF, KITCHEN EQUIPMENT, BATHROOM EQUIPMENT AND SIGNS. ADDTIONAL PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, SUPPRESSION, HVAC"},{"number":"485836","date":"2013-07-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-05","scope":"INSTALL NE CIRCUIT AND RECEPTACLE FOR LAUNDRY EQUIPMENT INSTALL KITCHEN RECEPTACLES GFI'S AS REQUIRED CONNECTED TO EXISTING CLEAN UP NAY LOOSE ENDED AND UNUSED WIRING PER 2008 NEC (MIXED USE)"},{"number":"493113","date":"2013-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-09","scope":"INSTALL PLUMBING TO 2ND FLOOR APT KITCHEN,BATHROOM TOILET,SINK AND SHOWER AND LAUNDRY (MIXED USE)"},{"number":"513778","date":"2014-01-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2015-05-09","scope":"REPLACE DRAINS AND WATER LINES TO 2ND FLOOR APARTMENT FOR TOILET, BATHTUB, SINK, KITCHEN SINK AND LAUNDRY"},{"number":"657979","date":"2016-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-18","scope":"LEVEL II INTERIOR ALTERATIONS IN GROUND FLOOR COMMERCIAL SPACE LIMITED TO NEW FINISHES, PARTITIONS, RATED WALL AT CLOSET/STAIR TO UPPER FLOOR AND FULLY ACCESSIBLE RESTROOM. EXTERIOR ALTERATION INCLUDING VERTICAL EXTENSION OF WINDOW OPENING TO INSTALL NEW DOORS FOR TRASH ROOM, NO CHANGE IN OPENING WIDTH/NO STRUCTURAL WORK. SEPARATE PERMITS REQUIRED FOR USE REGISTRATION, CERTIFICATE OF OCCUPANCY AND ALL MECHANICAL / ELECTRICAL / PLUMBING WORK."},{"number":"664322","date":"2016-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"NEW DRAINS AND WATER FOR ADA TOILET AND SINK AND PLUMBING TO BAR SINK. INSTALL NEW TOILET, SINK AND BAR SINK"},{"number":"654417","date":"2016-02-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW WIRING, LIGHTING AND GENERAL RECEPTS, NEW EMERGENCY LIGHTING, CONNEC TO EXISTING BREAKER PANEL AS PER 2008 NEC (EAST DISTRICT)"},{"number":"677769","date":"2016-09-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"INSTALL FIRE ALARM THROUGHOUT BUILDING AS PER NFPA 72"},{"number":"732008","date":"2016-10-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-10-26","scope":"DAYCARE CENTER WITH NOT MORE THAN TWENTY-FOUR (24) CONSECUTIVE HOURS WITH ACCESSORY PREPORATION AND SERVING OF FOOD."},{"number":"732034","date":"2017-03-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-16","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A DAY CARE CENTER ON THE FIRST FLOOR OF AN EXISTING ATTACHED STRUCTURE AND FOR THE INSTALLATION OF AN ACCESSIBLE EXTERIOR RAMP. INTERIOR ALTERATIONS PREVIOUSLY PERFORMED UNDER PERMIT #657979."},{"number":"778030","date":"2017-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-16","scope":"EZ PLUMBING PERMIT - INSTALL NEW 007 BACKFLOW PREVENTER AT WATER METER"},{"number":"1016756","date":"2019-10-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-16","scope":"REPLACE HOUSE DRAIN, CURB TRAP & FAI PA2019280 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"New construction","storyDelta":0.58,"timeline":[{"y":2013,"k":"insp","w":"Inspection passed ×2"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"New Construction"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"sale","p":150000}],"rented":false,"licenses":[{"number":"747529","type":"Food Preparing and Serving","status":"Inactive","businessName":"SANDRYNE SENAT","legalName":"SANDRYNE SENAT","address":"5542 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-08-02","latestIssueDate":"2017-08-02","expirationDate":"2018-08-01","inactiveDate":"2018-09-30"}],"licenseActivity":[{"number":"747529","type":"Food Preparing and Serving","businessName":"SANDRYNE SENAT","legalName":"SANDRYNE SENAT","issuedDate":"2017-08-02","latestIssueDate":"2017-08-02","closureDate":"2018-09-30","expirationDate":"2018-08-01","inactiveDate":"2018-09-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #16037: CLOSED · Granted with conditions; related permit 359004. Use permit #359004: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 372899 (EXPIRED), 427445 (EXPIRED), 513778 (EXPIRED), 677769 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 29, 2013.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #747529: Inactive since Sep 30, 2018","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Emergency and Standby Power Systems Certification: Certified through Nov 3, 2026; Fire Alarm Certification: Certified through Nov 3, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}